On some repairs I explain to the client that some items require permits and that they make sure that permits were pulled.

In my area the inspectors (govermental) are very knowledgable and do not miss much especially if it is a single inspection.

If no permits are required I offer to inspect the repairs.

Most of the Realtors here will ask that the work be performed by a licensed contractor. This helps in preventing sub-standard work.

I offer my client's re-inspections in my area but I ensure I cover my butt in the report by putting it in writing that the repairs must be carried out by licensed contractors. If they choose to do the repairs themselves or hire a handy man and it falls back on you, you have the proof stating you wanted a licensed contractor to perform the repair.

I send the client a 1 page summary of the re-inspection of the problem areas and put a disclaimer that states I was not present at the time the repairs were completed and that it is not possible to determine what methods were used to perform the repair and hence I cannot be held liable for any issues with the repair.

I actually just did a re-inspection on a bran new condo that had GFI plugs that were not working properly. I think the Real Estate agent might of had a handy man come in an fix it because he could not produce a work order or receipt of repair to me. When I tested it again with my Sure tester it failed again. (and I made sure my Sure Tester was working properly before I did the re-inspection).

So it's a tricky situation. If the seller cannot produce a bill of repair from a licensed contractor, make sure you put it in your updated report to protect yourself

I frequently do re-inspections, generally at request of lender before they will close. It is generally life safety issues that require re-inspection, such as egress windows, stair rails, GFCI's, Smoke detectors, CO alarms, etc. Careful observation and testing and documentation is always in order.

Alaska Don

I've only done one reinspection, it was done for a relocation company and they were my client. I have a disclaimer in my report as well that all work should be done by professionals. The way courts are you never know how things will come out, I would hate to be responsible for another's work. Our inspection would still be a visual inspection and latent defects could still exist.

I agree with everything everyone is saying about the re-inspection issues.

My reason for finding them problematic, is that when you still find the work sub-acceptable, you end up getting into the middle of a dispute and an argument. Having said that, sometimes you have no choice. If you are the inspector of record, you can create problems by refusing to go back and check what you have flagged.

By I do charge for re-inspections... in most cases.

As far as disclaiming because we weren't present to witness the repair, we weren't present to witness the original "build" either.

All good points. I've only had to do one reinspection so far. The main reason I did it was because it was for a repeat referral client and it was only to check a few GFCI's and smoke detectors. Even though I see both sides of the issue, I agree with Steven, if your a good inspector you should be willing to go back and check what you flagged.  

Reinspections are always a good idea. I have done several where none of the items that said to have been repaired had been done.

Jim,

I've done reinspections where certain items had not been corrected and some times it ends up in a p-----g contest. That is not good. I also charge $175.00 every time I go back.

Alaska Don

I will do a re-inspection. But they are told up front. I will not alter my report to show any changes made.

I explain you are paying me to look at some thing or things and it is not a home inspection but just a inspection of those items. I get paid give them a verbal and out the door i go.

Never Ever Alter your report.

If you are charging for a reinspection why would you not give them a written report of your findings?

Why would you not consider it a home inspection? It is a limited inspection. The other day I did one limited to EIFS. But it was a home that I inspected. Once I got past the chit chat, It took all but 5 minutes.

I agree, I wouldn't change my report either. I would simply issue a report on what I inspected.

I do a written report that is added to the original report as an addendum.

Alaska Don

I feel I owe it to my client to put on the white hat and give it a curtousy walk through with a verbal opinion, with no written report.This way I can relax and enjoy my trade with out  the legal pressure of a lawyer I/s dotted document.No fee  just free.

Yes, I would simply send a letter on letterhead explaining what we saw on the partial inspection and include the limitations of the inpection's scope...with the usual disclaimer that it was a cursory inspection of only areas that were visible and accessible. Recommend that the contractor be licensed, insured and provide a written guarantee.

Steve Gladstone

Exactly! And I would report on what I was hired to reinspect... and nothing else.

As I said, last week I did an inspection for a refi. The scope of the inspection was limited to: Determine if the EIFS system was a "Barrier" or "Drain-able" system... nothing more.

It turned out it was neither, it was traditional cementious stucco over wire mesh. That is all I reported. I wasn't contracted to report on the numerous cranks and missing chunks or any other defect that I noticed.

Whether you charge for a re-inspection or not is your call, I just can't see refusing to reinspect a job. What ddo the clients have to do? Hire a different inspector?

I wonder if not charging or at least documenting the scope of the inspection creates a liability for you. What I mean is, if you casually do a walk through and verbally report, is it part of the first inspection? If there are other changes that you miss, are you responsible to report them?

Whereas, if you document that you are performing an inspection limited to items A, B anc C, etc., you are not expected to see anything else.

The contract was for the original inspection,so if they would like me to take a quick look unofficialy ,no problem.Now if it looks as if the correction is not within proper practice and they want this to be a professional opinion that is a different story.If I say have it fixed buy a licensed contractor and it is part of the sale requirement,I sure hope it was done right.If not then my original recommendation was not followed up on.Attempt at remediation or not period.Hope that makes sense.

Whether one charges or not, is not my issue. there are times it is appropiate to charge, there are times it is not. I include the fee in my contract. Whether  I charge or waive the fee is my option. I think that the fee should be listed in one's contract up front.

 It's one thing to pass by on the way home and reassure a buyer that "it's ok", But what if your reinspection required a 30 mile drive?

I don't agree with REFUSING to do a re-inspection, unless there are extenuating circumstances.

If it is a "true" re inspection, I by in large feel that issuing a report on my findings appropiate. Granted, I will include any limitations.

What the hell are you doing up at this hour? Has the wolf been on the prowl?

30 miles away is another story.

No not on the prowl as my life is now focused on the biz.

Spent my time kicking backing back reading forums all night.This being on a computer and chatting is still new to me so it is an interesting alternative to my younger lincoln park club days.

What kind of boat do you have,as I was practicly raised on the water.

Lake Michigan can be rough as any ocean at times.

28' Silverton

Nothin fancy, but it's paid for.

I also love the water.

Doing followup inspections of a repair puts you in the position of guaranteeing the work was done properly.  Unless you were there to see it done, you are treading on thin ice.  I don't go there.

The person doing the repairs is the one to look to or the AHJ if it required permits.

To me the main reason for go back is to gain access to an area that was not accessable at the time of the first inspection.My Report is floating on the web waiting for easy additions and revisions,so it is not like the old days where you need to spend time on a hard copy.

So far I have only printed a hard copy once.The reason may be I get my clients off the internet rather than agent referal.Oh and I would like to add that I do not feel a need to check repairs and QC the work.

I charge a minimum of $175.00 for reinspect.  I only look at the items required.  I, upfront, say I will only comment if they have receipts from the licensed contractors who did the work.  I put, in my minimal report, a disclaimer, saying the work was done, but no warranty is offered by me.  My wording is spare, and in no way states the methods used.

I agree with David. I will only verify the work if the receipts are available. If the home is in town I will do the reinspect as a courtesy however if it involves a crawl space or I have to cross bridges (David knows what I mean) I always charge. It is amazing what shoddy repairs I will find on the roof, attic or crawl space. Crawl spaces are by far the most abused repairs. What, the contractor didn't think anyone would look or he didn't want to follow the "home depot pickup help" into the crawl to check on the repairs he asked for usually in another language or through interpreter to do?   

//Rick